Grand Forks building department

The City of Grand Forks Department of Building Safety reviews plans, issues permits, and inspects construction in the city limits and in the City’s two-mile extraterritorial area. It covers new buildings, additions, alterations, and remodels, from a deck on a house to large commercial projects. The department also runs rental inspections and floodplain management. The office is on the second floor of City Hall at 255 N. 4th Street. For mechanical and plumbing work outside the city limits and the two-mile area, the City sends owners to Grand Forks County. Electrical review covers the city limits only.

What needs a permit in Grand Forks

The department’s FAQ gives a short answer: you need a permit “if you have to pound a nail.” That includes reshingling, residing, replacing windows, building a deck, and pouring a new driveway or sidewalk. The City lists these as not needing a permit on residential property:

• Sheds of 120 square feet or less (no more than 10 by 12 feet)
• Fences 6 feet tall or under
• Floor and wall coverings
• Concrete on your own lot. A driveway permit is still needed if the curb is cut or any part of the public sidewalk is replaced.
• Replacing a bath fan in the same spot with the same venting (no mechanical permit)
• Replacing a sink in the same spot with the same plumbing (no plumbing permit)

Sheds and fences that skip the permit still have to meet setback and placement rules. A permit covers only the work described on the application. Permits last 180 days or as long as work continues.

Fence, shed, and pool rules

From the City’s residential project guide:

• Fences must sit entirely on the owner’s property and are not allowed in easements. In the first 15 feet of a front yard, no fence may be over 30 inches tall. Corner lots also have a 30-foot restricted sight triangle. The maximum height in a required front or side yard setback is 7 feet.
• Accessory buildings over 120 square feet need a sketch showing the lot, the house, and other buildings. The City values new garages at $35 per square foot (detached) or $40 per square foot (attached) to set the permit fee.
• Private pools go in the rear yard, at least 8 feet from the property line. Pools over 2 feet tall need a fence at least 5 feet tall with a self-closing, self-locking gate. No cross-connection to the public water supply is allowed.

See also do I need a permit for a shed.

How to apply

Most residential permits are written at the counter in City Hall. Bring an estimate of the job’s value, including labor and materials. If you’re doing the work yourself, only the materials count. You also need the contractor’s name if you’ve hired one. Decks, additions, and large remodels also need a plan and a site plan. For a new house, the guide says approval usually takes a day or two. The City sets the house’s value by formula, for example $125 per square foot for a one-story home without a basement. Fees are based on value and paid when the permit is issued, by cash, check, or credit card. Some lots in newer parts of town also owe sewer connection or water and sewer tap fees.

Commercial plans go through the City’s Camino submission portal. You can submit as a guest or create an account. Staff send correction requests through the portal. New buildings and additions need site plan approval from the Planning Department before a building permit can be issued. Building, plumbing, mechanical, electrical, fire, and health inspectors review the plans within two weeks, and all corrections must be resolved before the permit is issued.

The separate Tyler online permit portal lets contractors search, review, and pay for permits and lets the public search permit records. Contractors must have a current state contractor license on file with the City before activating an account.

Codes in effect

Code	Edition the City follows
Residential (IRC)	2021
Building (IBC)	2021
Mechanical (IMC) and Fuel Gas (IFGC)	2021
Electrical (NEC)	2023, plus the 2023 ND State Electrical Board laws, rules, and wiring standards
Plumbing	2018 ND State Code and the most recent Uniform Plumbing Code

Local amendments are in City Code chapter 19, including ordinances 19-0101 (IBC) and 19-0121 (IRC).

Inspections

The mechanical and plumbing pages describe three inspections: ground work before anything is buried or concrete is poured, rough-in before insulation or wall covering, and a final. Corrections must be reinspected before work is covered. When you convert to gas or add a new gas appliance on an existing gas line, an inspector must witness an air test of the line.

Homeowners and contractors

Homeowners can do their own mechanical, plumbing, and electrical work only in a home they live in, with no rental units. A self-wiring permit costs $50, payable in cash or by check to the State Electrical Board, and must be finished within 90 days. Taps into water or sewer mains are reserved for licensed master plumbers. A homeowner may build their own house if they live in it for at least one year after the certificate of occupancy. Commercial and rental projects must be done by a contractor.

Contractors need both a North Dakota license and a City license. The Secretary of State requires a state contractor license on any job over $4,000. The State Electrical Board and State Plumbing Board license those trades. For general, mechanical, plumbing, excavating, and sign contractors, Grand Forks requires a $5,000 license and permit bond. Moving contractors need a $1,000 bond. Annual City license fees include $65 for building contractors and $170 for master mechanical installers, master plumbers, electrical contractors, and moving contractors. Mechanical installers must also pass a City exam: 80% for master, 75% for journeyman.

Selected fees

Item	Fee
Mechanical permit issuance	$30 plus per-item charges (e.g., furnace up to 100 MBH $17)
Plumbing fixtures	$9 each; water or sewer connection $25
Residential driveway	$30
Residential sidewalk	$35
Demolition (commercial guide)	$40, plus $1,000 cleanup deposit
Board of Adjustments (variance)	$95